@David VanWert have you tried google sheets. with a little practice it would be relatively easy to build.

A few weeks ago my tenant contacted me about mold. I looked it over and hired a mold inspector. They said the mold in the garage (basement) that was on tenants shoes and clothing was due to the humid conditions and ra...

I also wanted to limit this practice to emergency situations (4x per year).

The practical issue comes to who the bank can recover from after things go bad and personal guarantees help the bank to solve that.So, for example, you can open an LLC or whatever business vehicle, but practically, banks aren't going to loan you unlimited money since a fresh company probably has no business history/assets.

I've chosen a strategy and have been practicing deal analysis for a few months. 

Can any of you recommend books that you have read that were helpful in gaining perspective on the property management industry as a whole as well as "best practices" for setting up systems and processes for offering property management to investors?

Being your second property I will assume you know the regulations practically by heart at this point in time. 

Doesnt making Disclosure via Counteroffering a written offer from Buyer drawn up with Dual Agent that Seller (who is in turn, an Agent for Listing Broker) is Licensed Agent quite late, practically after negotiations rather than before?

Those that do LL-T law as the bulk of their practice work on volume and those that do other areas (of RE law) will be more expensive. 

I guess I’m just looking for some closure on the fact that this is a practical way to pick up a deal.